Real Estate Investing in Battle Ground, Washington (98604)
Should you buy in 98604 (Battle Ground, WA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Battle Ground, WA (98604)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 98604 Battle Ground
This part of Clark County is not an easy win. The 98604 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 98604 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 98604 and stronger Battle Ground ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 98604 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Battle Ground's stable or hybrid ZIPs before stepping into 98604. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Battle Ground:
Property Strategy for 98604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $451,816 | $1,800 | 2.9% | +5.1% | $225,908 |
| 3BR | $551,831 | $2,470 | 3.2% | +6.0% | $183,944 |
| 4BR | $663,552 | $2,900 | 3.1% | +6.6% | $165,888 |
| 5BR | $821,013 | — | — | +7.1% | $164,203 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 98604 Compare?
| Metric | 98604 | Battle Ground | Washington |
|---|---|---|---|
| Home Value | $607,696 | $607,696 | $591,536 |
| 5-Year CAGR | 4.3% | 4.3% | 5.9% |
| Avg Rent | $2,328 | $2,328 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 98604 (Battle Ground, WA). Anonymous, moderated, never written by AI.
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Property managers serving Clark County
Manage rentals here? List your business →Blue Key Property Management offers expert property management services for single-family home rentals, duplexes, condos, and townhouses in Vancouver, WA and Portland, OR. summary from their website
Dove Property Management provides full-service property management in Vancouver, WA, specializing in single-family homes, townhouses, condominiums, plexes, and multi-family apartment communities. summary from their website
Pac1 Realty, LLC is a commercial real estate firm in Southwest Washington offering agency leasing, tenant representation, sales, and property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $607,696 |
| Monthly Rent | $2,328 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -3.6% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (3.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 98604
Population: 38,550
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 98604
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,896 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Battle Ground, WA a good place for real estate investing?
Yes - Battle Ground, WA a 3.0/5 investability score. With $608K home prices against $2,328/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strong is the working-renter base in Battle Ground, WA?
The renter base in Battle Ground, WA is reasonable for the $2,328/mo price point. Screening well and pricing to market typically yields reliable tenants.
What do landlords charge for rent in Battle Ground, WA?
Rent in Battle Ground, WA is around $2,328/mo. The resulting rent-to-value relationship with $608K pricing is reasonable for most investor models.
How viable is house hacking in Battle Ground, WA?
The house hack math a challenging in Battle Ground, WA. Owner-occupant buyers benefit from the $2,328/mo rents and $608K home values.
Is Battle Ground, WA better for rentals, flips, or BRRRR?
Battle Ground, WA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($608K prices, $2,328/mo rents) make it a reasonable choice.
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